62 Cannon Ct
Ellijay, GA 30540
$514,950
5 bd · 3 ba · 3,728 sqft · Listed 1d ago
View on Realtor.com →Year built
2000
Sqft
3,728
Lot sqft
40,511
HOA / mo
$90
Furnished
No
List date
2026-09-28T16:27:43.000000Z
Revenue
Annual revenue
$54,426
ADR
$416
Occupancy
36%
Cleaning fees (12 mo)
$8,256
Confidence
Low (33.3), 6 comps
Comp revenue range (p25 / median / p75)
Looking Glass Retreat-Exquisite Waterfront Home
House · 5 bd · 3.5 ba · sleeps 14 · 0.4 mi
Revenue $147,036ADR $753Occ ≈ 53%5★ (141)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Ella’s cabin House | 5 bd · 3 ba · sleeps 12 | $4,445 | $380 | 3% | 5★ (2) | 75 ft | AirbnbVrbo |
XL Luxury Riverfront | Hot Tub | Theater & Views Cabin | 5 bd · 3.5 ba · sleeps 14 | $126,962 | $677 | 51% | 5★ (74) | 0.3 mi | AirbnbVrbo |
HUGE RiverCabin Tubing/Hot Tub/Fireplace/King Beds Cabin | 5 bd · 3.5 ba · sleeps 10 | $56,012 | $395 | 39% | 5★ (95) | 0.4 mi | AirbnbVrboBooking |
Looking Glass Retreat-Exquisite Waterfront Home House | 5 bd · 3.5 ba · sleeps 14 | $147,036 | $753 | 53% | 5★ (141) | 0.4 mi | Airbnb |
Lazy River | Ellijay, GA Cabin | 5 bd · 4 ba · sleeps 10 | $100,010 | $655 | 42% | 5★ (6) | 0.6 mi | AirbnbVrbo |
Bearfoot on the River in Coosawattee Resort House | 5 bd · 3 ba · sleeps 16 | $48,206 | $599 | 22% | 5★ (48) | 0.6 mi | AirbnbVrbo |
Revenue and nightly rate (ADR) are trailing-12-month figures per listing. Occupancy is estimated as revenue ÷ ADR ÷ 365 and can read high when revenue includes cleaning fees.
Cash flow calculator
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$54,426
NOI
$25,097
Cash flow /mo
-$683
Cash needed
$175,836
Cash-on-cash
-4.7%
ROE (yr 1)
6.0%
Cap rate
4.9%
DSCR
0.75
Year-1 write-off
$113,047
Year-1 tax shield @ 32%
$36,175
Year-1 return on equity
- Cash flow (annual)-$8,201
- Principal paydown$3,370
- Appreciation at%$15,449
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,885
- Platform fees (3% of revenue)$1,633
- Maintenance / capex (5% of revenue)$2,721
- Utilities & supplies$4,200
- HOA$1,080
- Property tax$3,248
- Insurance (STR-rated)$5,561
Cash needed to close
- Down payment (25%)$128,738
- Closing costs (4.0%)$20,598
- Furnishing (bought new)$26,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$36,175
No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; other assumptions match the daily feed (see tasks/plan.md).
The write-off comes from the cost segregation estimate below. Not tax advice.
Cost segregation estimate
An estimate from the listing: every part of the home is priced from national construction costs, less wear for age, and the price (less land) is spread over the parts in proportion. The headline is what a typical cost seg study would claim for this property. The answers below are optional refinements.
Depreciable basis
$438,000
Short-life (5/15-yr)
$85,000 · 20%
Year-1 deduction
$113,000
Year-1 tax shield @ 32%
$36,000
Land 15% (market default, no usable tax-record split) · building $352,000 over 39 years · new furniture $27,000
Based on: 3,728 sq ft, built 2000, 5 bd / 3 ba, unfurnished, listing features (hot tub, deck, fireplace, flooring types, appliance list, septic).
IRS-guide safe-harbor floor: $73,000 in year 1 (10% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,500
Kitchen cabinetsdefault
$14,000 new × 40% good × 1.17 allocation
- $5,300
Kitchen countertopsdefault
$11,400 new × 40% good × 1.17 allocation
- $3,100
Decorative trimdefault
$6,500 new × 40% good × 1.17 allocation
- $200
Mirrorsdefault
$500 new × 40% good × 1.17 allocation
- $800
Shelvingdefault
$1,800 new × 40% good × 1.17 allocation
- $4,300
Window coverings (37)default
$9,300 new × 40% good × 1.17 allocation
- $3,700
Carpet, vinyl & laminate (33% of floors)listing
$8,000 new × 40% good × 1.17 allocation
- $6,100
Kitchen & laundry equipment plumbingdefault
$10,900 new × 48% good × 1.17 allocation
- $3,700
Kitchen, laundry & data equipment electricaldefault
$6,600 new × 48% good × 1.17 allocation
- $3,300
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 40% good × 1.17 allocation
- $4,200
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.17 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $7,400
Paving: driveway & walks (paved)default
$12,700 new × 50% good × 1.17 allocation
- $7,100
Landscaping (typical)default
$12,200 new × 50% good × 1.17 allocation
- $2,200
Patiosdefault
$3,700 new × 50% good × 1.17 allocation
- $24,500
Decks & porches (attached)listing
$41,900 new × 50% good × 1.17 allocation
- $2,900
Gazebo / pergolalisting
$5,000 new × 50% good × 1.17 allocation
- $268,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$405,100 new × 57% good × 1.17 allocation
- $23,600
Building plumbing & fixturesdefault
$42,100 new × 48% good × 1.17 allocation
- $25,000
Building electrical & lightingdefault
$44,500 new × 48% good × 1.17 allocation
- $19,600
HVACdefault
$42,000 new × 40% good × 1.17 allocation
- $7,500
Hardwood & tile floorsdefault
$16,000 new × 40% good × 1.17 allocation
- $1,200
Fireplacelisting
$2,600 new × 40% good × 1.17 allocation
- $7,000
Septic systemlisting
$12,000 new × 50% good × 1.17 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $67,800 | $44,100 | $1,100 | $113,000 |
| 2 | $0 | $0 | $9,000 | $9,000 |
| 3 | $0 | $0 | $9,000 | $9,000 |
| 4 | $0 | $0 | $9,000 | $9,000 |
| 5 | $0 | $0 | $9,000 | $9,000 |
| 6+ | $0 | $0 | $315,000 | $315,000 |
| Total | $67,800 | $44,100 | $352,300 | $464,200 |
Model-based estimate, not an engineered cost segregation study. The IRS doesn’t approve studies; get a professional study before filing. Using these losses against W-2 income needs the short-term rental exception (average stay ≤7 days + material participation). The 39-year building life applies because stays average under 30 days, a separate test (27.5 years for a long-term rental). Federal only: California and Georgia disallow bonus depreciation, Ohio adds back 5/6 of it, and Tennessee has no personal income tax. Not tax advice.
Market note
Fannin and Gilmer counties require STR registration and lodging tax; no cap found. Blue Ridge and Ellijay city limits have their own rules; most cabins are in unincorporated county.